Intensification offers do-overs of mall essentials

When you think intensification, you think impact — as in tall towers, new transit lines, twinned apartment blocks, confrontative public meetings, expensive OMB hearings and much massive more.

Maybe we should start small — at the walking, human scale to get an idea what intensifying development will mean when you drive, cycle, walk and breathe it.

That’s the premise of the first phase of a new Mississauga program called Reimagining the Mall, examining “intensification nodes” anchored by indoor shopping malls.

The process will nurture development guidelines for communities slated for major infill surrounding Meadowvale and Erin Mills Town Centres, South Common, Sheridan Centre, Rockwood Mall and Westwood Square in Malton. The studies begin with “walking audits” by Peel Public Health providing snapshots at ground zero.

Although participants were standing in the metaphorical shadow of looming development, most talk at South Common and Meadowvale audits was about inadequate tangibles: narrow sidewalks, dangerous crossings, discombobulated traffic circulation, empty or unappealing retail and disregard for the disabled, mothers with strollers, seniors with walkers and cyclists.

And, oh for any small green oasis in the noir heart of pavement that is the true “anchor” of many malls.

Much as she dislikes fending off intensification bids, Saito believes “this is a great opportunity to get something for our community.”

Intensification should mean enhancement agrees Moaz Ahmad of the Western GTA initiative. “The challenge is getting the community and landowners onside. I’m not sure why we’re so afraid of development and density when we’ve already given our communities to the car.”

Small things like lower speed limits, more signage, bike racks and gardens could make a big difference in the mall experience, Ahmad believes.

He’s already met with Bentall-Kennedy, Sheridan Centre’s owners. An insurance company and Target, anchors at each end of the mall, have already sailed.

The owner’s 20-year mixed-residential plan could see townhomes along Fowler Drive among other changes.

Mahoney is hoping for a standalone building for the now-inconspicuous branch library.

“We need a partnership with owners to figure out how to integrate community spaces, walkways, parks and transit,” says Mahoney. “We could have a completely different footprint than the past, one that’s more walkable and livable.”

If we can get the fundamentals right for the community/commercial connection, being mauled (malled?) by intensification may not be such a bad thing.

Intensification offers do-overs of mall essentials

When you think intensification, you think impact — as in tall towers, new transit lines, twinned apartment blocks, confrontative public meetings, expensive OMB hearings and much massive more.

Maybe we should start small — at the walking, human scale to get an idea what intensifying development will mean when you drive, cycle, walk and breathe it.

That’s the premise of the first phase of a new Mississauga program called Reimagining the Mall, examining “intensification nodes” anchored by indoor shopping malls.

The process will nurture development guidelines for communities slated for major infill surrounding Meadowvale and Erin Mills Town Centres, South Common, Sheridan Centre, Rockwood Mall and Westwood Square in Malton. The studies begin with “walking audits” by Peel Public Health providing snapshots at ground zero.

Although participants were standing in the metaphorical shadow of looming development, most talk at South Common and Meadowvale audits was about inadequate tangibles: narrow sidewalks, dangerous crossings, discombobulated traffic circulation, empty or unappealing retail and disregard for the disabled, mothers with strollers, seniors with walkers and cyclists.

And, oh for any small green oasis in the noir heart of pavement that is the true “anchor” of many malls.

Much as she dislikes fending off intensification bids, Saito believes “this is a great opportunity to get something for our community.”

Intensification should mean enhancement agrees Moaz Ahmad of the Western GTA initiative. “The challenge is getting the community and landowners onside. I’m not sure why we’re so afraid of development and density when we’ve already given our communities to the car.”

Small things like lower speed limits, more signage, bike racks and gardens could make a big difference in the mall experience, Ahmad believes.

He’s already met with Bentall-Kennedy, Sheridan Centre’s owners. An insurance company and Target, anchors at each end of the mall, have already sailed.

The owner’s 20-year mixed-residential plan could see townhomes along Fowler Drive among other changes.

Mahoney is hoping for a standalone building for the now-inconspicuous branch library.

“We need a partnership with owners to figure out how to integrate community spaces, walkways, parks and transit,” says Mahoney. “We could have a completely different footprint than the past, one that’s more walkable and livable.”

If we can get the fundamentals right for the community/commercial connection, being mauled (malled?) by intensification may not be such a bad thing.

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Intensification offers do-overs of mall essentials

When you think intensification, you think impact — as in tall towers, new transit lines, twinned apartment blocks, confrontative public meetings, expensive OMB hearings and much massive more.

Maybe we should start small — at the walking, human scale to get an idea what intensifying development will mean when you drive, cycle, walk and breathe it.

That’s the premise of the first phase of a new Mississauga program called Reimagining the Mall, examining “intensification nodes” anchored by indoor shopping malls.

The process will nurture development guidelines for communities slated for major infill surrounding Meadowvale and Erin Mills Town Centres, South Common, Sheridan Centre, Rockwood Mall and Westwood Square in Malton. The studies begin with “walking audits” by Peel Public Health providing snapshots at ground zero.

Although participants were standing in the metaphorical shadow of looming development, most talk at South Common and Meadowvale audits was about inadequate tangibles: narrow sidewalks, dangerous crossings, discombobulated traffic circulation, empty or unappealing retail and disregard for the disabled, mothers with strollers, seniors with walkers and cyclists.

And, oh for any small green oasis in the noir heart of pavement that is the true “anchor” of many malls.

Much as she dislikes fending off intensification bids, Saito believes “this is a great opportunity to get something for our community.”

Intensification should mean enhancement agrees Moaz Ahmad of the Western GTA initiative. “The challenge is getting the community and landowners onside. I’m not sure why we’re so afraid of development and density when we’ve already given our communities to the car.”

Small things like lower speed limits, more signage, bike racks and gardens could make a big difference in the mall experience, Ahmad believes.

He’s already met with Bentall-Kennedy, Sheridan Centre’s owners. An insurance company and Target, anchors at each end of the mall, have already sailed.

The owner’s 20-year mixed-residential plan could see townhomes along Fowler Drive among other changes.

Mahoney is hoping for a standalone building for the now-inconspicuous branch library.

“We need a partnership with owners to figure out how to integrate community spaces, walkways, parks and transit,” says Mahoney. “We could have a completely different footprint than the past, one that’s more walkable and livable.”

If we can get the fundamentals right for the community/commercial connection, being mauled (malled?) by intensification may not be such a bad thing.